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HomeMy WebLinkAboutStaff Comments Griro CITY OF COLLEGE STATION Home of Texas AerM University` .r.'i MEMORANDUM DATE: April 17, 2015 TO: Charlie Vatterott, Aspen Heights, via: cvatterott@myaspenheights.com FROM: Jason Schubert, AICP, Principal Planner SUBJECT: ASPEN HEIGHTS (REZ) Staff reviewed the above-mentioned rezoning as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information by Friday, April 24th at 10:00am to be remain scheduled for the Thursday, May 7, 2015 Planning & Zoning Commission meeting: City of College Station Transmittal Letter; Memo providing written responses to all of staff's comments; Thirteen (13) 11"x17" copies of the Rezoning Map; One (1) 24"x36" copy of the revised Concept Plan; Thirteen (13) 11"x17" copies of the revised Concept Plan; and One (1) copy of the revised pages of the application as needed. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all required items are not received, your project will be not be scheduled on the P&Z agenda. Your project may be placed on a future agenda once all comments have been addressed and the appropriate re-advertising fees paid. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.qov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff Review Comments PC: Dr. James Butler, J&J Butler Family Partnership LTD, via: jqb9611@aol.com Sam Vernon, Bleyl &Associates, via: svernonbleylenqineerinq.com Billy Hart, West, Webb, Allbritton & Gentry, P.C., via: billy.harta(�westwebblaw.com P&DS Project No. 15-00900043 Planning er.Development Services P.O.BOX 9960 • 1101 TEXAS AVENUE •COLLEGE STATION •TEXAS •77 842 T.EL.979.764.3570 •FAX. 979.764.3496 0 STAFF REVIEW COMMENTS NO. 2 Project: ASPEN HEIGHTS (REZ) — (15-00900043) PLANNING 1. Revise the Concept Plan to: a. Remove the proposed 30-foot water line easement and identify a 50-foot wide utility corridor along that northwestern property line with the Jones tracts. It is anticipated that any future easements that are not required to meet the development requirements related to this property will be acquired in the future. b. Label the proposed 60-foot P.A.E. as a Proposed Public Way. 2. As stated in the Transportation comments, the proposed public way location does not functionally have a benefit to provide a future alternate route to Dowling Road as it and Holleman Drive South are converging close together. As stated in the meeting on March 25th, providing one street or public way in this manner would still require a block length waiver as all the dimensional aspects would not be met, though it would looked upon more favorably instead of nothing at all. Staff would recommend locating the public way to more parallel Holleman Drive South at a distance further away from it so that provides a more functional alternate route to Dowling Road. 3. Based on the proposed configuration of the public way, block length waivers are still needed. Please provide this as part of the request. Also, it appears angled parking is depicted along the public way but there is not a modification requested to allow it, as the Public Way definition in UDO Article 11 limits parking options to only parallel parking on a public way. 4. Additional modifications/variances were added to the application for 5-bedroom units, reduced separation between buildings, reduced minimum density, and shortened the throat depth of gated entry drive areas. As mentioned in previous comments, proposed modifications are to be offset by community benefits offered. Without tangible community benefits and continued concerns regarding existing transportation capacity in the area, staff will not be recommending approval of the rezoning request. 5. Regarding the rezoning becoming effective with the sale of property, a specific date would need to be agreed to so the condition will not be open ended. A previous rezoning ordinance had language that stated "Said Ordinance will not become effective unless a deed executed by [name/corporation of current owner] is recorded in the Official Records of Brazos County, Texas on or before [date, likely not more than a couple months out]." 6. Provide an updated metes and bounds for the requested zoning area. The metes and bounds provided was for 28.245 acres and the request is now 28.546 acres. This does not need to be provided to go to Planning & Zoning Commission but will need to be submitted by May 8th to be included in the proposed ordinance that City Council would consider. Reviewed by: Jason Schubert Date: April 17, 2015 TRANSPORTATION 1. It appears that the proposed alignment of the public way would place the future intersection of the public way and Dowling too close to the intersection of Dowling and Holleman. Please revise. The current alignment would require at least a block length waiver along the northern property line to the east of the proposed public way. Reviewed by: Danielle Singh, P.E., Transportation Planning Coord. Date: April 14, 2015 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter. 2 of 2 t - B Bleyl & Associates 1722 Broadmoor Suite 210 Planning • Engineering • Management Bryan, Texas 77802 A Tex. Reg. No. F-678 April 6, 2015 Jason Schubert, AICP, Principal Planner City of College Station P.O. Box 9960 College Station, Texas 77842 RE: Response to Comments for Aspen Heights College Station Rezoning Application Dear Jason, Below is a list of comments received on March 11, 2015 for the referenced project. Our responses are shown in italics. PLANNING 1. Revise the Concept Plan to: a. Concept Plans are intended to be conceptual in nature to show the general location and relationship of uses, buildings and other site characteristics and is not considered a site plan level review. As such, remove the scale from the document, remove the parking lot striping, and generalize other site characteristics. Noted. b. Label or provide a legend for the dumpster locations. The ordinance now requires at least one 8-yard dumpster for every 40 multi-family bedrooms (instead of 1 dumpster per 16 multi-family units). Based on the approximate 797 bedroom count provided, at least 20 dumpsters would be needed but only 14 locations are depicted. Dumpster locations are shown by legend. We have now depicted 20 dumpsters as requested. c. The 15-foot side street setback along Holleman Drive South is depicted at 25 feet. This has been revised. d. Depict and/or label the BTU overhead electric lines along Holleman Drive South. These have been added. e. Illustrate 6-foot sidewalks on both sides of the proposed General Parkway. These have been added. f. Revise the label for Holleman Drive to be Holleman Drive South. This has been revised. 2. A zoning district to base the development upon is required. Please confirm that the MF Multi-Family zoning district will serve as the base district for this development, with stipulations and modifications as specifically listed in the application and Concept Plan. MF Multi-Family will serve as the base district for this request. 3. The response to question #1 on page 4 of application asks for proposed height ranges of buildings. These ranges will be included in the proposed rezoning ordinance and having a specific height or ranges of only a few feet may be too narrow to accommodate potential design changes in the future. It is recommended to include a maximum anticipated height for the different building types but widen the height ranges to allow more flexibility. Noted. This has been revised. Bryan Austin Conroe (979) 268-1125 (512) 328-7878 (936) 441-7833 (979) 260-3849 Fax (512) 328-7884 Fax (936) 760-3833 Fax 4. Bulk/dimensional variance requests are listed in question #3 on page 4 of the application. If based on the MF Multi-Family district, add the modification for not meeting the minimum density of 12 units/acre. Due to transportation concerns, staff is not supportive of the block length waiver. Please note that the development will be required to meet all development requirements except the modifications specifically granted through the rezoning request. We have rewritten this portion of the application and added a couple of more items for consideration. 5. Item #4 on page 4 of the application requires a list of community benefits and/or innovative design concepts to offset the requested modifications/variances. The construction of a General Parkway is required with any development of the tract and building a cottages-style concept is not unique to this development. Provide community benefits that are items that exceed minimum development standards or guarantee an outcome or product that would not otherwise be required by the general zoning and development standards. We have revised this section. 6. Please note that if the eave or parapet of any building is 30 feet or greater, the outer edge of an aerial fire access lane of at least 26 feet in width will be required to be no closer than 15 feet but no greater than 30 feet from the face of the building. Please verify if this standard applies to any of the proposed buildings. Regardless of height, the full extent of all structures must be within 150 feet of a fire lane. Noted. 7. Provide a note on the Concept Plan that a secondary remote fire access outside of the proposed driveways will be required at the time of site development if General Parkway is a dead end street. This note has been added. 8. There have been discussion regarding having the rezoning become effective with the sale of property. As this is a PDD, these types of conditions can be considered. Please offer as part of your application the desired condition and we can discuss as necessary. This has been added. ENGINEERING COMMENTS NO. 1 1. Please show the required sidewalks along Holleman Drive South. These have been added. 2. Show and label existing and proposed easements in and around the property. These have been shown and labeled. 3. Verify that the gated entrance meets the UDO requirements for throat depth/queuing. We have provided a minimum of 60' on all of our entrances. 4. FYI...Along the northern and western property lines, there is a 42-inch water transmission line which may not be tapped. A new waterline located parallel to the 42-inch main is proposed, and the City may provide a connection for this property with its construction if needed. Additional PUE will likely be needed to accommodate these utilities, which may affect the location of the buildings shown. Noted. 5. A portion of the property is located within the Wellborn SUD CCN, but we are willing to serve the entire tract if Wellborn permits it. Please provide correspondence from Wellborn SUD regarding intent to serve or allow CoCS to serve the tract. We are waiting to hear back from Wellborn SUD about our request. I have attached a copy of the letter that was sent to Mr. Cast. 6. FYI...This property is within the Steeplechase-Wellborn Sewer Impact Fee Area ($144.87 per Living Unit Equivalent). Noted. 7. The Water Department has indicated that there is a proposed water transmission main parallel to the existing 42-inch main along the northwestern property line. This parallel line will require a 30-ft PUE adjacent to the existing 20-ft PUE. This has been added. 8. In order for the Water Department to analyze the capacity for this zoning request, please provide anticipated water and sanitary sewer demands. These are attached. TRANSPORTATION 1. The right of way for General Parkway should be 71' not 60', based on Table IV in the BCS Unified Design Guidelines for Streets and Alleys. The normal value for an Urban 2-Lane Minor Collector would be 85', but the Comprehensive Plan allows a 14' reduction where there will be no on-street parking. Revised as requested. 2. The TIA does not support asking for a block length waiver on this site. Alternative routes (a future street connection to Dowling Road for access to the turnaround on FM 2818) will be necessary to relieve traffic at the Holleman/FM 2818 intersection. The site plan has been revised to provide a public access easement conforming to the maximum block length restriction. 3. A left turn lane should be provided on Holleman Drive South at General Parkway due to the high turning volume. Please add this to the proposed mitigation. As discussed, specific mitigation measures will be addressed in the Site Plan TIA. 4. If trips for the site are generated per person (based on 1 person per bedroom), the site traffic would comprise 5% of the peak hour traffic at Holleman and FM 2818, and mitigation can be required. Since this is a student development, the per person trip generation will be much more accurate than a per unit generation which would be more suited to a family oriented complex. While the TIA was prepared using the same trip generation guidelines as shown in the City ordinance for multi-family residential and used on adjacent student housing projects, We submitted an addendum to the TIA on March 19, 2015 addressing alternate trip generation and the impact on the number of trips at Holleman and FM 2818. 5. Thank you for analyzing with the CRED improvements, but since there is no guarantee that this mitigation will be in before your site, you also need to analyze assuming no improvements except those proposed by your site. This analysis will allow us to determine any mitigation that is the responsibility of this site. As discussed, specific mitigation measures will be addressed in the Site Plan TIA. 6. The northbound and southbound approaches for the Holleman Drive and FM 2818 intersection operate at a LOS less than D and delay is significantly increased by the site. Please propose mitigation for this area. As discussed, specific mitigation measures will be addressed in the Site Plan TIA. Please do not hesitate to contact me if you have any further questions. h:nks, 411 am J. -r, on Project Engineer Attachments (iirtor CITY OF COLLEGE STATION Home of Texas A&M University` MEMORANDUM DATE: March 11, 2015 TO: Charlie Vatterott, Aspen Heights, via: cvatterottamyaspenheights.com k/ FROM: Jason Schubert, AICP, Principal Planner SUBJECT: ASPEN HEIGHTS (REZ) Staff reviewed the above-mentioned rezoning as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information for further staff review and to be scheduled for a future Planning & Zoning Commission meeting: City of College Station Transmittal Letter; Memo providing written responses to all of staff's comments; One (1) 24"x36" copy of the revised Rezoning Map; One (1) 24"x36" copy of the revised Concept Plan; One (1) copy of the revised Traffic Impact Analysis (TIA); and One (1) copy of the revised pages of the application as requested. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all required items are not received, your project will be not be scheduled on the P&Z agenda. Your project may be placed on a future agenda once all comments have been addressed and the appropriate re-advertising fees paid. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.qov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff Review Comments PC: Dr. James Butler, J&J Butler Family Partnership LTD, via: jgb9611(a�aol.com Sam Vernon, Bleyl & Associates, via: svernonableylengineerinq.com Billy Hart, West, Webb, Allbritton & Gentry, P.C., via: billy.hart@westwebblaw.com P&DS Project No. 15-00900043 Planning es'Development Services P.O.BOX 9960 • 1101 TEXAS AVENUE •COLLEGE STATION •TEXAS •77 842 TF.E 079 7A4 X57()• FAX 479 71,4 1401, STAFF REVIEW COMMENTS NO. 1 Project: ASPEN HEIGHTS (REZ) — (15-00900043) PLANNING 1. Revise the Concept Plan to: a. Concept Plans are intended to be conceptual in nature to show the general location and relationship of uses, buildings and other site characteristics and is not considered a site plan level review. As such, remove the scale from the document, remove the parking lot striping, and generalize other site characteristics. b. Label or provide a legend for the dumpster locations. The ordinance now requires at least one 8-yard dumpster for every 40 multi-family bedrooms (instead of 1 dumpster per 16 multi-family units). Based on the approximate 797 bedroom count provided, at least 20 dumpsters would be needed but only 14 locations are depicted. c. The 15-foot side street setback along Holleman Drive South is depicted at 25 feet. d. Depict and/or label the BTU overhead electric lines along Holleman Drive South. e. Illustrate 6-foot sidewalks on both sides of the proposed General Parkway. f. Revise the label for Holleman Drive to be Holleman Drive South. 2. A zoning district to base the development upon is required. Please confirm that the MF Multi-Family zoning district will serve as the base district for this development, with stipulations and modifications as specifically listed in the application and Concept Plan. 3. The response to question #1 on page 4 of application asks for proposed height ranges of buildings. These ranges will be included in the proposed rezoning ordinance and having a specific height or ranges of only a few feet may be too narrow to accommodate potential design changes in the future. It is recommended to include a maximum anticipated height for the different building types but widen the height ranges to allow more flexibility. 4. Bulk/dimensional variance requests are listed in question #3 on page 4 of the application. If based on the MF Multi-Family district, add the modification for not meeting the minimum density of 12 units/acre. Due to transportation concerns, staff is not supportive of the block length waiver. Please note that the development will be required to meet all development requirements except the modifications specifically granted through the rezoning request. 5. Item #4 on page 4 of the application requires a list of community benefits and/or innovative design concepts to offset the requested modifications/variances. The construction of a General Parkway is required with any development of the tract and building a cottages-style concept is not unique to this development. Provide community benefits that are items that exceed minimum development standards or guarantee an outcome or product that would not otherwise be required by the general zoning and development standards. 6. Please note that if the eave or parapet of any building is 30 feet or greater, the outer edge of an aerial fire access lane of at least 26 feet in width will be required to be no closer than 15 feet but no greater than 30 feet from the face of the building. Please verify if this standard applies to any of the proposed buildings. Regardless of height, the full extent of all structures must be within 150 feet of a fire lane. 7. Provide a note on the Concept Plan that a secondary remote fire access outside of the proposed driveways will be required at the time of site development if General Parkway is a dead end street. 8. There have been discussion regarding having the rezoning become effective with the sale of property. As this is a PDD, these types of conditions can be considered. Please offer as part of your application the desired condition and we can discuss as necessary. Reviewed by: Jason Schubert Date: March 11, 2015 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter. 2 of 3 ENGINEERING COMMENTS NO. 1 1. Please show the required sidewalks along Holleman Drive South. 2. Show and label existing and proposed easements in and around the property. 3. Verify that the gated entrance meets the UDO requirements for throat depth/queuing. 4. FYI...Along the northern and western property lines, there is a 42-inch water transmission line which may not be tapped. A new waterline located parallel to the 42-inch main is proposed, and the City may provide a connection for this property with its construction if needed. Additional PUE will likely be needed to accommodate these utilities, which may affect the location of the buildings shown. 5. A portion of the property is located within the Wellborn SUD CCN, but we are willing to serve the entire tract if Wellborn permits it. Please provide correspondence from Wellborn SUD regarding intent to serve or allow CoCS to serve the tract. 6. FYI...This property is within the Steeplechase-Wellborn Sewer Impact Fee Area ($144.87 per Living Unit Equivalent). 7. The Water Department has indicated that there is a proposed water transmission main parallel to the existing 42-inch main along the northwestern property line. This parallel line will require a 30-ft PUE adjacent to the existing 20-ft PUE. 8. In order for the Water Department to analyze the capacity for this zoning request, please provide anticipated water and sanitary sewer demands. Reviewed by: Erika Bridges Date: March 6, 2015 TRANSPORTATION 1. The right of way for General Parkway should be 71' not 60', based on Table IV in the BCS Unified Design Guidelines for Streets and Alleys. The normal value for an Urban 2-Lane Minor Collector would be 85', but the Comprehensive Plan allows a 14' reduction where there will be no on-street parking. 2. The TIA does not support asking for a block length waiver on this site. Alternative routes (a future street connection to Dowling Road for access to the turnaround on FM 2818) will be necessary to relieve traffic at the Holleman/FM 2818 intersection. 3. A left turn lane should be provided on Holleman Drive South at General Parkway due to the high turning volume. Please add this to the proposed mitigation. 4. If trips for the site are generated per person (based on 1 person per bedroom), the site traffic would comprise 5% of the peak hour traffic at Holleman and FM 2818, and mitigation can be required. Since this is a student development, the per person trip generation will be much more accurate than a per unit generation which would be more suited to a family oriented complex. 5. Thank you for analyzing with the CRED improvements, but since there is no guarantee that this mitigation will be in before your site, you also need to analyze assuming no improvements except those proposed by your site. This analysis will allow us to determine any mitigation that is the responsibility of this site. 6. The northbound and southbound approaches for the Holleman Drive and FM 2818 intersection operate at a LOS less than D and delay is significantly increased by the site. Please propose mitigation for this area. Reviewed by: Danielle Singh, P.E., Transportation Planning Coord. Date: March 9, 2015 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter. 3 of 3 - B Bleyl & Associates 1722 Broadmoor Suite 210 Planning • Engineering • Management Bryan, Texas 77802 A Tex.Reg. No. F-678 oc April 23, 2015 Jason Schubert, AICP, Principal Planner City of College Station P.O. Box 9960 College Station, Texas 77842 RE: Response to Comments for Aspen Heights College Station Rezoning Application Dear Jason, Below is a list of comments received on April 17, 2015 for the referenced project. Our responses are shown in bold italics. PLANNING 1. Revise the Concept Plan to: a. Remove the proposed 30-foot water line easement and identify a 50-foot wide utility corridor along that northwestern property line with the Jones tracts. It is anticipated that any future easements that are not required to meet the development requirements related to this property will be acquired in the future. The proposed easement has been removed and a 50' wide utility corridor has been designated. b. Label the proposed 60-foot P.A.E. as a Proposed Public Way. This has been re- labeled. 2. As stated in the Transportation comments, the proposed public way location does not functionally have a benefit to provide a future alternate route to Dowling Road as it and Holleman Drive South are converging close together. As stated in the meeting on March 25th, providing one street or public way in this manner would still require a block length waiver as all the dimensional aspects would not be met, though it would looked upon more favorably instead of nothing at all. Staff would recommend locating the public way to more parallel Holleman Drive South at a distance further away from it so that provides a more functional alternate route to Dowling Road. We have altered the alignment of this public way so that as it leaves our property it is parallel to Holleman Drive. Based on this alignment, the later extension of the public access will intersect Dowling Road slightly less than the 660' maximum block length measured from the intersection of Holleman Drive South and Dowling Road. As you mention, we are requesting a block length waiver requiring a second connection. 3. Based on the proposed configuration of the public way, block length waivers are still needed. Please provide this as part of the request. Also, it appears angled parking is depicted along the public way but there is not a modification requested to allow it, as the Public Way definition in UDO Article 11 limits parking options to only parallel parking on a public way. Noted. We are adding the block length waiver to our application. The parking as shown was actually parallel spaces. We will clarify this in our resubmittal. 4. Additional modifications/variances were added to the application for 5-bedroom units, reduced separation between buildings, reduced minimum density, and shortened the throat depth of gated entry drive areas. As mentioned in previous comments, proposed Bryan Austin Conroe (979) 268-1125 (512) 328-7878 (936) 441-7833 (979) 260-3849 Fax (512) 328-7884 Fax (936) 760-3833 Fax modifications are to be offset by community benefits offered. Without tangible community benefits and continued concerns regarding existing transportation capacity in the area, staff will not be recommending approval of the rezoning request. We have added a list of community benefits that specifically address transportation issues to our application. 5. Regarding the rezoning becoming effective with the sale of property, a specific date would need to be agreed to so the condition will not be open ended. A previous rezoning ordinance had language that stated "Said Ordinance will not become effective unless a deed executed by [name/corporation of current owner] is recorded in the Official Records of Brazos County, Texas on or before [date, likely not more than a couple months out]." Agreed. Our clients want this transaction to occur immediately. 6. Provide an updated metes and bounds for the requested zoning area. The metes and bounds provided was for 28.245 acres and the request is now 28.546 acres. This does not need to be provided to go to Planning & Zoning Commission but will need to be submitted by May 8th to be included in the proposed ordinance that City Council would consider. The acreage changed to account for the additional right of way requested for General Parkway. Our original submittal showed a 60' width. Metes and Bounds for the ordinance will be submitted under separate cover. TRANSPORTATION 1. It appears that the proposed alignment of the public way would place the future intersection of the public way and Dowling too close to the intersection of Dowling and Holleman. Please revise. The current alignment would require at least a block length waiver along the northern property line to the east of the proposed public way. Again, this has been amended so that the private access now leaves our property parallel with Holleman Drive South. This allows alignment of the future extension to intersect Dowling Road between 440'and 660'of Holleman Drive South. Please do not hesitate to contact me if you have any further questions. - /-11;1 k you, y Sam J. r on Project En neer Attachments 0 (4C-Ar *4 CITY OF COI i.FGE STATION a d Home of Texas A&M University' MEMORANDUM DATE: February 17, 2015 TO: Charlie Vatterott, Aspen Heights, via; cvatterottAmyaspenheights.com FROM: Jason Schubert, AICP Principal Planner SUBJECT: ASPEN HEIGHTS (REZ) Thank you for the submittal of your Rezoning application. Erika Bridges, Graduate Engineer II, and I have been assigned to review this project. It is anticipated that the review will be completed and any staff comments returned to you on or before Tuesday, March 3, 2015. If you have questions in the meantime, please feel free to contact us. PC: Dr. James Butler, J&J Butler Family Partnership LTD, via; jgb9611Aaol.com Sam Vernon, via; svernonAbleyengineering.com P&DS Project No. 15-00900043 Planning er Development Services P.O.BOX 9960 • 1101 TEXAS AVENUE •COLLEGE STATION •TEXAS •77842 TEL.979.764.3570 •FAX. 979.764.3496 rctu am/hi PVS Prvi CPS